Rates current as at 2026-08-03
NSW Stamp Duty Calculator
On an $850,000 NSW purchase, transfer duty is $32,437 - $11,602 plus 4.5% of the value above $387,000 on the FY2026-27 scale. First home buyers pay nothing to $800,000, with a part concession to $1,000,000.
- Rates verified
- 2026-08-03
- Source
- Revenue NSW
- Scales
- 2 buyer types
Your purchase
Buyer type
Transfer duty payable - investor / owner-occupier
$32,437
Investor / owner-occupier
$32,437
First home buyer
$9,796.75
Duty is one line of the deal. The full audit puts it alongside finance, holding costs and the tax treatment that applies after 12 May 2026.
Deal Auditor - in build, not yet available
Calculated from the published Revenue NSW scales (source) - thresholds index annually each 1 July. Rules and thresholds change - confirm exact figures and eligibility with the Revenue NSW calculator or your conveyancer. General information only.
How NSW duty works
NSW charges transfer duty on the same general scale for everyone - investor or owner-occupier - with brackets that index each 1 July. The practical FY2026-27 bands: 4.5% of value above $387,000 for the bulk of the market, 5.5% above $1.29 million, and a premium 7% rate above $3.87 million that mostly touches prestige property.
The relief is concentrated on first home buyers: full exemption to $800,000 and a sliding concession to $1 million under the First Home Buyers Assistance Scheme - on an $800,000 first home, that is $30,187 kept. For investors, duty joins the cost base for CGT rather than being deductible annually; the Deal Auditor carries it through the full ten-year picture.
The NSW rate scale
| Dutiable value | Duty |
|---|---|
| Up to $18,000 | 1.25% of the dutiable value |
| $18,000 - $38,000 | $225 + 1.5% of the value over $18,000 |
| $38,000 - $103,000 | $525 + 1.75% of the value over $38,000 |
| $103,000 - $387,000 | $1,662 + 3.5% of the value over $103,000 |
| $387,000 - $1,290,000 | $11,602 + 4.5% of the value over $387,000 |
| $1,290,000 - $3,870,000 | $52,237 + 5.5% of the value over $1,290,000 |
| Over $3,870,000 | $194,137 + 7% of the value over $3,870,000 |
FY2026-27 general scale, effective 1 July 2026 - thresholds index each 1 July. From the published Revenue NSW rates the calculator computes from.
Duty is the tax on the way in - NSW also charges land tax each year you hold an investment property. The NSW land tax calculator shows that annual cost and when it starts.
Frequently asked questions
How much is stamp duty in NSW?
NSW transfer duty is a sliding scale: $11,602 plus 4.5% of the value above $387,000 for typical purchases, rising to 5.5% above $1.29 million and a 7% premium rate above $3.87 million (FY2026-27 thresholds, effective 1 July 2026). On an $850,000 purchase that is $32,437. Thresholds index each 1 July, so figures shift slightly year to year.
Do first home buyers pay stamp duty in NSW?
Not up to $800,000 - the First Home Buyers Assistance Scheme provides a full exemption for both new and existing homes, with a sliding concession between $800,000 and $1,000,000. Vacant land has its own lower thresholds.
Is there a difference between investor and owner-occupier duty in NSW?
No - unlike Queensland, NSW charges the same general scale regardless of whether you will live in the property. The first home scheme is the main residential concession. Foreign purchasers pay an 8% surcharge on top.
Are these figures official?
They are calculated from the published Revenue NSW rate scale current as at the date shown, but thresholds index annually and eligibility rules have detail. Confirm the exact figure with the Revenue NSW calculator or your conveyancer.